2510 Sunnycrest Dr · Texas City, TX 77590

$159,900

3 bd · 2.0 ba · 1,628 sqft · SingleFamily public records · 89 Days on market

Built 1967 8,559 sqft lot $98/sqft · 20% below area Est $201k · 20% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +5.7/10.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath home has a functional layout with spacious bedrooms and a generously sized living area, this property offers solid bones and endless potential. Ideal for investors looking to add value through updates and improvements or first-time home buyers with the right vision. Sizable backyard—conveniently located near schools, shopping, dining, and major roadways for an easy commute. Whether you're a first-time buyer, downsizing, or adding to your investment portfolio, this Texas City gem is ready to welcome you home!

Key facts

• Sizable backyard
• Functional layout
• Conveniently located

Tags

• FUNCTIONAL LAYOUT
• SIZABLE BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $77 ($930/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.3% in Texas City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#907 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Texas City ISD (suburban): math 28% / reading 29% proficiency, ranked #655 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.9%/yr); 292 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Galveston County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 7.3

CMA / ARV

• ARV (median comp): $201,067
• List price: $159,900
• Delta: -20.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2429 16th Ave N	0.06mi	4/2.0 (+1)	1,517 (-7%)	2mo	$215,000	$142	79
3014 14th Ave N	0.51mi	4/1.5 (+1)	1,612 (-1%)	1mo	$110,000	$68	67
2918 15th Ave N	0.42mi	3/1.0	1,538 (-6%)	1mo	$198,500	$129	66
1605 30th St N	0.44mi	3/2.5	1,716 (+5%)	3mo	$189,000	$110	66
2517 21st Ave N	0.34mi	3/2.0	1,824 (+12%)	1mo	$244,900	$134	63
2118 22nd Ave N	0.51mi	3/2.0	1,525 (-6%)	4mo	$215,000	$141	62
2910 19th Ave N	0.43mi	3/2.0	1,483 (-9%)	6mo	$182,000	$123	60
3110 8th Ave N	0.73mi	3/2.0	1,586 (-3%)	3mo	$209,000	$132	59
2009 15th Ave N	0.44mi	3/1.0	1,412 (-13%)	3mo	$189,900	$134	51
2913 18th Ave N	0.41mi	4/1.5 (+1)	1,839 (+13%)	2mo	$184,500	$100	50
1617 14th Ave N	0.69mi	4/2.0 (+1)	1,542 (-5%)	6mo	$249,000	$161	49
2705 6th Ave N	0.68mi	4/2.0 (+1)	1,516 (-7%)	4mo	$265,000	$175	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.91% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-17,193
• Equity at exit: $23,842

10-year hold

• IRR: 2.1%
• Equity multiple: 1.17×
• Total profit: $7,484
• Equity at exit: $13,825

Cash invested: $44,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77590

• Home prices YoY: -19.3%
• Rents YoY: 4.9%
• Active inventory: 292
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,834 high
• Mortgage (P&I): −$839
• Tax from tax record: −$400 /mo · $4,797/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $77

Break-even live

Break-even rent $1,736

Max offer price $159,900

Occupancy floor 91%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2418 14th Ave N Texas City, TX	3.0	2.0	1488	$1,775	$1.19	3d	1	0.11mi
1919 13th Ave N Texas City, TX	1.0–3.0	1.0–2.0	950	$1,499	$1.58	2d	6	0.51mi
2411 29th Ave N Unit 1056454P Texas City, TX	4.0	2.0	2088	$6,978	$3.34	1d	1	0.74mi
2714 5th Ave N Texas City, TX	3.0	2.0	1382	$1,800	$1.30	44d	1	0.75mi
2526 3rd 1/2 Ave N Texas City, TX	3.0	2.0	1240	$1,550	$1.25	24d	1	0.80mi
3106 Danforth Dr Texas City, TX	3.0	1.0	1100	$1,800	$1.64	24d	1	0.89mi
2622 34th Ave N Texas City, TX	3.0	1.0	1476	$1,725	$1.17	44d	1	1.03mi
3510 Oleander Ave Unit 1545914P Texas City, TX	3.0	2.0	1808	$3,902	$2.16	17d	1	1.14mi
1116 11th St N Texas City, TX	2.0	1.0	1075	$1,129	$1.05	44d	1	1.31mi

Listing history 13 events

1. 2026-05-11
   status Active 543-char remark

   Show marketing remark (543 chars)

   This 3-bedroom, 2-bath home has a functional layout with spacious bedrooms and a generously sized living area, this property offers solid bones and endless potential. Ideal for investors looking to add value through updates and improvements or first-time home buyers with the right vision. Sizable backyard—conveniently located near schools, shopping, dining, and major roadways for an easy commute. Whether you're a first-time buyer, downsizing, or adding to your investment portfolio, this Texas City gem is ready to welcome you home!

2. 2026-05-11
   status Pending 543-char remark

   Show marketing remark (543 chars)

   This 3-bedroom, 2-bath home has a functional layout with spacious bedrooms and a generously sized living area, this property offers solid bones and endless potential. Ideal for investors looking to add value through updates and improvements or first-time home buyers with the right vision. Sizable backyard—conveniently located near schools, shopping, dining, and major roadways for an easy commute. Whether you're a first-time buyer, downsizing, or adding to your investment portfolio, this Texas City gem is ready to welcome you home!

3. 2026-04-29
   status Pending 543-char remark

   Show marketing remark (543 chars)

   This 3-bedroom, 2-bath home has a functional layout with spacious bedrooms and a generously sized living area, this property offers solid bones and endless potential. Ideal for investors looking to add value through updates and improvements or first-time home buyers with the right vision. Sizable backyard—conveniently located near schools, shopping, dining, and major roadways for an easy commute. Whether you're a first-time buyer, downsizing, or adding to your investment portfolio, this Texas City gem is ready to welcome you home!

4. 2026-04-28
   price $159,900 543-char remark

   Show marketing remark (543 chars)

   This 3-bedroom, 2-bath home has a functional layout with spacious bedrooms and a generously sized living area, this property offers solid bones and endless potential. Ideal for investors looking to add value through updates and improvements or first-time home buyers with the right vision. Sizable backyard—conveniently located near schools, shopping, dining, and major roadways for an easy commute. Whether you're a first-time buyer, downsizing, or adding to your investment portfolio, this Texas City gem is ready to welcome you home!

5. 2026-03-31
   price $163,900 543-char remark

   Show marketing remark (543 chars)

   This 3-bedroom, 2-bath home has a functional layout with spacious bedrooms and a generously sized living area, this property offers solid bones and endless potential. Ideal for investors looking to add value through updates and improvements or first-time home buyers with the right vision. Sizable backyard—conveniently located near schools, shopping, dining, and major roadways for an easy commute. Whether you're a first-time buyer, downsizing, or adding to your investment portfolio, this Texas City gem is ready to welcome you home!

6. 2026-03-13
   price $168,900 543-char remark

   Show marketing remark (543 chars)

   This 3-bedroom, 2-bath home has a functional layout with spacious bedrooms and a generously sized living area, this property offers solid bones and endless potential. Ideal for investors looking to add value through updates and improvements or first-time home buyers with the right vision. Sizable backyard—conveniently located near schools, shopping, dining, and major roadways for an easy commute. Whether you're a first-time buyer, downsizing, or adding to your investment portfolio, this Texas City gem is ready to welcome you home!

7. 2026-03-09
   price $173,900 543-char remark

   Show marketing remark (543 chars)

   This 3-bedroom, 2-bath home has a functional layout with spacious bedrooms and a generously sized living area, this property offers solid bones and endless potential. Ideal for investors looking to add value through updates and improvements or first-time home buyers with the right vision. Sizable backyard—conveniently located near schools, shopping, dining, and major roadways for an easy commute. Whether you're a first-time buyer, downsizing, or adding to your investment portfolio, this Texas City gem is ready to welcome you home!

8. 2026-02-25
   listed $178,900 Active 543-char remark

   Show marketing remark (543 chars)

   This 3-bedroom, 2-bath home has a functional layout with spacious bedrooms and a generously sized living area, this property offers solid bones and endless potential. Ideal for investors looking to add value through updates and improvements or first-time home buyers with the right vision. Sizable backyard—conveniently located near schools, shopping, dining, and major roadways for an easy commute. Whether you're a first-time buyer, downsizing, or adding to your investment portfolio, this Texas City gem is ready to welcome you home!

9. 2014-01-27
   soldstatus
10. 2003-09-25
    historical
11. 2003-07-25
    listed $94,500
12. 2001-11-06
    soldstatus
13. 2001-09-14
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,797 · $400/mo
• Projected year-2 tax: $4,797 · $400/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,008
• − Mortgage interest: −$8,957
• − Property taxes: −$4,797
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$4,652
• Taxable loss: −$1,516
• Est. tax savings @ 24.0%: +$364
• After-tax cash flow: $1,294/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Texas City ISD
• NCES district ID: 4842510
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $44,875
• Composite: 24.47/100
• National rank: #7664
• State rank: #655 of 826 in TX

Livability — Texas City

• Score: 62/100
• State rank: #907
• US rank: #16268

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D- Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texas City, TX
• County: Galveston County · 357,330 people
• City population: 49,936
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 31,642
• Household income: $65,801
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1821.0

Population outlook (Galveston County) Hauer SSP2

• Today (2025): 390,640 people
• By 2030: 425,226 · +8.9%
• By 2040: 493,765 · +26.4%
• By 2050: 559,698 · +43.3%
• By 2075: 719,260 · +84.1%
• By 2100: 819,628 · +109.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 41% Hispanic / Latino 38% Two or more races 20% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 33% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 26% Other Indo-European 1%

Political lean MEDSL · Galveston

• 2024 margin: Strong R (+27.4) · D 35.7% · R 63.1% · Other 1.2%
• 2008→2024 swing: -7.9pp toward R · 2008: -19.5pp · 2024: -27.4pp
• All cycles: 2024: R+27.4 2020: R+22.6 2016: R+22.6 2012: R+26.9 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.35%
• Current HPI: 244.5809
• Rent YoY: ▲ 4.91%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+69.2% since first listed

13 events — show timeline

• 2026-05-11 Relisted — HARMLS
• 2026-05-11 Pending — HARMLS
• 2026-04-29 Pending — HARMLS
• 2026-04-28 Price Changed $159,900 HARMLS
• 2026-03-31 Price Changed $163,900 HARMLS
• 2026-03-13 Price Changed $168,900 HARMLS
• 2026-03-09 Price Changed $173,900 HARMLS
• 2026-02-25 Listed $178,900 HARMLS
• 2014-01-27 Sold (Public Records) — Public Records
• 2003-09-25 Listing Removed — HARMLS
• 2003-07-25 Listed $94,500 HARMLS
• 2001-11-06 Sold (Public Records) — Public Records
• 2001-09-14 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $4,797 · +11.6% YoY. Source: county tax records.